Riverfront Mixed-Use
New
For Sale
$598,800
84 Church Hill Road, Waterford, NY 12188
Commercial Sale, Waterford, NY
Property Size2,840 SF
Lot Size0.94 Acres
Price / SF$210.85
Days on Market5
Property Features for 84 Church Hill Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Mixed
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 2, Bathroom 1, Bathroom 3
Parking
15
Parking features
Open
Patio and Porch features
Deck
Interior features
High Speed Internet, Ceramic Tile Bath, Crown Molding
Exterior features
Lighting
Basement
Full, Exterior Entry, Interior Entry, Unfinished
Lot features
Sloped, Views, Landscaped
View
River
Elementary school
Shatekon
High school
Shenendehowa
Elementary school district
Shenendehowa
Middle school district
Shenendehowa
High school district
Shenendehowa
Directions
From Crescent Bridge - North on 9 to Right on Church Hill Rd.
Standard status
Active
APN
413800 285.1-1-21
Size
2,840 SF
Lot size
0.94 Acres
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Steam
Cooling system
Central Air
Water source
Public
Water front features
River Front
Water front
1
Building Details
Year built
1940
Floors in Building
2
Flooring type
Tile, Hardwood
Building materials
Block, Vinyl Siding
Roof type
Slate
Listing Agency:
Coldwell Banker Prime Properties · Coldwell Banker Real Estate
(518) 427-9000
Listed By:
Terry Little · License #30LI0632126
(518) 858-2306
Added: Sep 14
Changed: Sep 17
Last Checked: Sep 18 at 1:06PM
MLS# 202626124
Copyright © 2026 Global MLS, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 1940, this 2,840-square-foot property occupies 0.94 acres along the riverfront. The building includes spacious interiors, hardwood and tile flooring, crown molding, three bathrooms, ceramic tile baths, and glass sunrooms on the first and second floors. A deck, slate roof, central air, steam heat, and public water and sewer support the existing improvements.
The property has served as church offices, meeting space, and a residence, and it is currently zoned Mixed. Its configuration supports office use with living quarters or a single-family residence. A two-car garage, circular driveway, and open parking provide on-site access, while the riverfront setting adds a distinctive backdrop for meetings, creative work, or residential use.
The property has served as church offices, meeting space, and a residence, and it is currently zoned Mixed. Its configuration supports office use with living quarters or a single-family residence. A two-car garage, circular driveway, and open parking provide on-site access, while the riverfront setting adds a distinctive backdrop for meetings, creative work, or residential use.
Key Highlights
- 2,840‑square‑foot building on 0.94 acres
- River Front setting with glass sunrooms overlooking the water
- Previously used for church offices, meeting spaces, and a pastor’s residence
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$38,417
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.42%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$768,340
$768.3K
Cap Rate 7%
$548,814
$548.8K
Cap Rate 9%
$426,856
$426.9K
Market Conditions
NOI Build-Up for 2,840 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$61.3K $21.60/SF
− Vacancy
−$10.1K −$3.56/SF
EGI
$51.2K $18.04/SF
− OpEx
−$12.8K −$4.51/SF
NOI
$38.4K $13.53/SF
Area
Saratoga County, NY
Vacancy
16.50%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$768,340
Cap Rate 7%
$548,814
Cap Rate 9%
$426,856
Alternative Uses
Best Use
Office B
$548.8K
$480.2K – $640.3K
NOI $38,417 @ 7.0% cap · market cap 6.42%
Second Best
Mixed Use
$492.9K
$431.3K – $575.1K
NOI $34,506 @ 7.0% cap · market cap 5.76%
Theoretical Best
Office A
$850.1K
$743.8K – $991.7K
NOI $59,504 @ 7.0% cap · market cap 9.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
101
Businesses Nearby
Explore this area
Business Placement
Demographics for 12188, NY
11,035
Population
5,197
Households
2.1
Avg Household Size
43
Median Age
32%
College-Educated
94%
High-School Grad
13.0 sq mi
ZIP Area
849
Density / Sq Mi
$87,212
Median Household Income
$46,738
Median Earnings
$1,097
Median Rent
$278,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Historic building with office, residential, and client-meeting potential in a waterfront setting.
Where is this mixed-use property located?
The property is located at 84 Church Hill Road Waterford, NY.
What is the asking price?
The asking price for this property is $598,800.
What are key features of this property?
This property features: 2,840‑square‑foot building on 0.94 acres; River Front setting with glass sunrooms overlooking the water; Previously used for church offices, meeting spaces, and a pastor’s residence
